PZ - Staff Report 1-7STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 1/7/2021
DATE:
TO: Planning & Zoning Commission
FROM: Alan Tiefenbach
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: AZ, PP H-2020-0112
Tetherow Crossing Subdivision
LOCATION: The site is located northeast of N. Linder
Rd and W. Ustick Rd
I. PROJECT DESCRIPTION
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Annexation, zoning from Ada County RUT to R-8, and preliminary plat to allow 46 building lots and
8 common lots on 7.58 acres of land.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use(s)
Proposed Land Use(s)
Lots (# and type; bldg./common)
Phasing Plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
[%]/buffer/qualified)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Details
7.58
Medium Density Residential 8-12 du/acre
Vacant
Single Family Residential
46 building lots, 8 common lots
1 phase
46
6.07
15.12% total, 13.46% qualified open space. This includes
'/2 of 5,134 sq. ft. of buffers.
33,457 sq. ft. open space with playground, trash, and pet
station.
A ditch parallels the property on the east perimeter.
October 15, 2020 — 4 attendees
There was a previous proposal to annex and rezone to R-8
to allow 35 single family lots in 2006. This was
Page 1
n
B. Community Metrics
I
Details
subsequently denied by the Council (AZ PP H-06-030).
Significant reason was listed as "piecemeal development."
At the present, City property has been annexed south, east,
and west of the property.
Details
Ada County Highway District
• Staff report (yes/no) Yes
• Requires ACHD No
Commission Action
Access (Arterial/Collectors/State
Direct access from W. Ustick Rd.
Hwy/Local)(Existing and Proposed)
Traffic Level of Service
Greater than E
Stub Street/Interconnectivity/Cross
5 points of access — 3 stubs, one southern connection to W.
Access
Ustick Rd and eastern connection to W. Woodpine St.
Existing Road Network
No existing internal streets, W. Woodpine St. to the east
and W. Ustick Rd to the south are existing.
Existing Arterial Sidewalks /
W. Ustick improved with 5 lanes, bike lanes, curb, gutter
Buffers
and 5 -foot detached sidewalk.
Proposed Road Improvements
Applicant will construct all internal roads to 33' in width.
Distance to nearest City Park (+
.5 mile to Settler's Park, a 60 -acre Regional Park.
size)
Distance to other key services
_
Fire Service
• Distance to Fire Station
1.7 miles to Fire Station 2
• Fire Response Time
< 5 minutes
• Resource Reliability
85%
• Risk Identification
2, resources are adequate
• Accessibility
Yes
• Special/resource needs
Aerial device will be required
• Water Supply
1,000 gpm required
• Other Resources
None
Police Service — No Comments
• Distance to Police Station 4 Miles
Ada County Schools
Impacted Schools
Hunter ES — 1.6 Miles
Sawtooth MS —.5 Miles
Rocky Mountain HS —
1.6 Miles
Capacity of Schools
Hunter ES — 675
Sawtooth MS — 1,000
Rocky Mountain HS —
1,800
# of Students Enrolled
Hunter ES — 504
Sawtooth MS — 905
Rocky Mountain HS —
2,412
Estimated # of students generated by development
Hunter ES — 15
Sawtooth MS — 8
Rockv Mountain HS —
10
Page 2
Wastewater
• Distance to Sewer
N/A
Services
Five Mile Trunkshed
• Sewer Shed
• Estimated Project Sewer
See application
ERU's
• WRRF Declining Balance
14
• Project Consistent with
• Additional 88 gpd committed to model
WW Master Plan/Facility
• Piping coming in/out of SSMH #2 needs to have a
Plan
minimum angle of 90 degrees.
• Since property to the north is not a phase of this project
Road number 4 sewer line needs to end in a manhole at
the northern end.
Water
• Distance to Water Services
• Pressure Zone
• Estimated Project Water
ERU's
• Water Quality
• Project Consistent with
Water Master Plan
• Impacts/Concerns
Project Area Maps
See application
No concerns
Yes
Water connection to the west must line up with layout of
Edington Commons
Future Land Use Map
Aerial Map
Page 3
Zoning Map
Planned Development Map
Applicant Information
A. Applicant Representative:
Hayden Homes Idaho, LLC — 1406 N. Main St. Ste 114, Meridian, ID 83642
B. Owner:
Dennis Creek — 770 E. Clear Creek Dr, Meridian, ID 83646
III. NOTICING
Planning & Zoning
Posting Date
Newspaper Notification 12/18/2020
Radius notification mailed to
properties within 300 feet 12/16/2020
Radius notification published on 12/18/2020
Nextdoor posting 12/16/2020
Sign Posting 12/21/2020
Page 4
City Council
Posting Date
IV. STAFF ANALYSIS
A. Annexation:
The proposed annexation area is contiguous to City annexed property and is within the Area of
City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is
recommending a development agreement as part of the annexation approval.
B. Future Land Use Map Designation(https://www.meridianciU.orglcompplan)
This property is designated Medium Density Residential on the City's Future Land Use Map
(FLUM) contained in the Comprehensive Plan.
This designation allows for dwelling units at gross densities of three to eight dwelling units per
acre. Density bonuses may be considered with the provision of additional public amenities such
as a park, school, or land dedicated for public services.
The annexation area is near existing public services and is surrounded on three sides by the City
limits. The proposed land use of single family residential is consistent with the recommended
uses in the FLUM designation. The proposed project has a gross density of 6.07 du/ac, meeting
the required density range listed above. Therefore, Staff finds the proposed preliminary plat and
requested R-8 zoning district to be generally consistent with the Future Land Use Map
designation of Medium Density Residential.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions included in
Section IX.A. The DA is required to be signed by the property owner(s)/developer and returned to
the City within 6 months of the Council granting the annexation for approval by City Council and
subsequent recordation.
C. Comprehensive Plan Policies (https:llwww.meridiancioy.or lccoompplan):
• Encourage a variety of housing types that meet the needs, preferences, and financial capabilities
of Meridian's present and future residents. (2.01.02D)
The proposed single-family detached homes will contribute to the variety of residential categories
in the City; however, there is no variety in housing types proposed within the development. There
are other housing types, multi family and attached single-family within the subject square mile.
The FLUM recommends densities of between 3 and 8 dwelling units per acre. Given this density
recommendation, likely any resulting housing would be single-family.
• With new subdivision plats, require the design and construction of pathway connections, easy
pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable
open space with quality amenities." (2.02.01A)
The proposed plat depicts 5' sidewalks on both sides of all local roads. A 33,457 sq. ft. open
space with playground and seating area is toward the center of the development. A 5' wide
pathway connects from the primary internal north — south street (NW 13th St) across this open
space and connects to an existing pathway which runs along a ditch to the east. This pathway is
shown to connect to a future pathway to the north of the property that provides access to
Sawtooth Middle School. There is also a micro pathway across a common lot connecting to the
Alpine Townhouse development to the west. There are multi -modal routes proposed both to the
development and within the development.
Page 5
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity." (2.02.01D)
Attached sidewalks are proposed on both side of all streets. Sidewalks will be completed to the
terminus of all stub streets which would connect to any future development. As mentioned, there
is a walkway which connects to a pathway along the existing ditch pathway to the east, and
another pathway which stubs to any future development to the west.
"Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services." (3.03.03F)
Water will be provided from a connection which is available at each end of W. Woodpine St.
Water will be stubbed to the vacant parcel located to the southwest of the site. Sewer will be
extended from an existing sewer stub located within the W. Woodpine St .and from an existing
gravity sewer located in W. Ustick Rd.
• Ensure that new development within existing residential neighborhoods is cohesive and
complementary in design and construction. (2.02.02F)
To the northwest of the subject property is Edington Commons, a subdivision of 92 lots
averaging 3,700 sq. ft. and zoned R-15 (single-family attached and detached) which was
approved in November 2020. To the east of the property is the Woodburn West Subdivision,
zoned R-8 with lot sizes in the 5,000 — 6, 000 sq. ft. range. The property southwest of the
subject property is zoned C -C (recommended for Mixed Use Community) and was proposed
for townhouses in 2018 but was subsequently withdrawn.
This development proposes architecture consisting of one- and two-story homes with pitched
roofs, stone bases and / or lap siding with gabled roofs and dormers comparable to what has
been approved with the Edington Commons Subdivision to the west. Staff believes the
proposed average of lot size of 4, 000 sq. ft. would provide an appropriate transition from the
6, 000 sq. ft. lots to the east (Woodburn West), the 3,700 sq. ft. lots to the west (Edington
Commons) and the property at the northeast corner of W. Ustick Rd. and W. Linder Rd which
is recommended for Mixed Use Community (meaning higher density and commercial uses
could be appropriate).
In order to ensure compatibility and quality of design with existing and approved
residential uses surrounding the property, staff recommends a condition that rear and/or
sides of 2 -story structures on Lots I5-22 of Block 3 and 2-3 of Block 4 that face W. Ustick
Rd. incorporate articulation through changes in two or more of the following: modulation
(e.g. projections, recesses, step -backs, pop -outs), bays, banding, porches, balconies,
material types, or other integrated architectural elements to break up monotonous wall
planes and roof lines. Single -story structures are exempt from this requirement. Planning
approval will be required at time of building permit.
• Reduce the number of existing access points onto arterial streets by using methods such as
cross -access agreements, access management, and frontage/backage roads, and promoting
local and collector street connectivity. (6.01.02B)
The proposal includes five points of access. Three of these are local stub streets, with two
connections to existing streets - one of which is W. Ustick Rd, an arterial. An access from W.
Ustick Rd to this property already exists via Llama Ln. This proposal would eliminate Llama
Ln. and create a new public street, NW 12`h Dr which will align with existing NW 12`h Dr. on
the opposite side of W. Ustick Rd. (to the south). ACHD supports this as the road alignment
Page 6
would be better than what exists, and there would be slightly better intersection separation
from the intersection of N. Linder Rd. and W. Ustick Rd. (See Access, Section G below for
more information).
D. Existing Structures/Site Improvements:
The property is presently vacant.
E. Proposed Use Analysis:
Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning districts
in UDC Table 11-2A-2.
F. Dimensional Standards (UDC I1-2):
The preliminary plat and future development is required to comply with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 district. All lots proposed meet the minimum
4,000 sq. ft. requirements, and future structures should comply with the minimum setbacks of the
district.
UDC 11-6C-3- regulates block lengths for residential subdivisions. Staff has reviewed the
submitted plat for conformance with these regulations. The intent of this section of code is to
ensure block lengths do not exceed 750 feet, although there is the allowance of an increase in
block length to 1000 feet if a pedestrian connection is provided. The longest block length (Lots 2-
12, Block 3) is 440 feet.
All proposed lots and public streets appear to meet UDC dimensional standards per the submitted
preliminary plat. This includes property sizes, required street frontages of at least 40', and
required road widths. Development of the subdivision is required to comply with the subdivision
design and improvement standards listed in UDC 11-6C-3, including but not limited to streets,
common driveways and block face.
One common driveway is proposed with this subdivision. The applicant has provided a common
drive exhibit which demonstrates 3 units are served whereas a maximum of 6 units are allowed.
The common driveway meets the minimum width of 20' and does not exceed the maximum
length of 150'. Solid fencing adjacent to common driveways is prohibited, unless separated by a
minimum five-foot wide landscaped buffer. The landscape plan does reflect a 5' wide buffer to
the north separating the common driveway from a 4' high solid vinyl fence with 2' lattice top.
North of this fence is an approximately 18' wide common lot containing a pathway to the west.
G. Access (UDC 11 -3A -3,11-3H-4):
This development proposes five points of access. Two points of access are to existing streets.
There will be a connection to existing W. Woodpine St. which serves the Woodburn West
Subdivision to the east, and there will be a connection to W. Ustick Rd (arterial) to the south.
Access from W. Ustick Rd presently occurs via N. Llama Ln, which runs north -south. This
proposal would eliminate N. Llama Ln. and construct a new north -south road slightly to the east
which would align with existing NW 12th Dr. on the south side of W. Ustick Rd. Although the
new access for NW 12th Dr. will not meet ACHD spacing requirements of 1,320 ft. from the N.
Linder Rd. / W. Ustick Rd. intersection, ACHD supports an exception from this policy. This is
because the new road would align with an existing one, and the distance from the intersection is
slightly more than what is existing. All internal roads in this development are proposed to be built
to ACHD standards with 33 -foot wide local street sections with curb, gutter, and 5 -foot wide
Page 7
concrete attached sidewalks. W. Ustick Road is already improved with 5 -travel lanes, bike lanes,
vertical curb, gutter, and 5 -foot wide detached concrete sidewalk abutting the site.
Three internal stubs are proposed. One stub is proposed to the north to unincorporated vacant
property, one stub is proposed to the west to connect to W. Woodpine St. in Edington Commons
(final plat approved Nov 4, 2020), and a third stub is proposed to the east (existing single-family
home and telecommunications equipment which will likely redevelop in the future).
The preliminary plat reflects an access easement across to a northern property which is not part of
this subdivision, and notes it is unknown whether or not this access easement is granted or
recorded. As this northern property is essentially landlocked, as a condition of approval, staff
recommends that prior to signature of the City Engineer on the final plat, a new temporary
access easement be granted to this property until such time as W. Woodpine St. and N.
Llama Way is constructed to the property and dedicated as public right-of-way.
ACHD has reviewed this proposal, notes it will generate 434 vehicle trips per day, and supports it
as proposed. ACHD requested a note to the plat prohibiting direct access to W. Ustick Rd, which
has been added.
H. Parking (UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future
development should comply with these standards. The preliminary plat reflects an additional 30
on -street parking spaces. These would not be used in the calculations for required parking.
I. Pathways ( UDC 11-3A-8):
Three micro -pathways are reflected on the landscape plan. A 110' micro -pathway is proposed
from the internal road to the C -C zoned property to the west., and there are two micro -pathways
connecting from the central park amenity (Lot 1, Block 6) to an existing pathway along a ditch to
the east. The ditch pathway is shown to connect to a future east -west regional pathway to the
north. All proposed pathways meet UDC 11-3A-8 with at least 15' wide easements (or common
lots), at least 5' of landscaping on either side, and one tree per 100 linear feet. Fencing along
these micro -pathways is shown to be 4' solid vinyl with 2' lattice open top.
J. Sidewalks (UDC 11-3A-17):
Five-foot attached sidewalks are proposed along internal streets in accord with the standards
listed in UDC 11-3A-17.
K. Parkways (UDC 11-3A-17):
No parkways are proposed with this development.
L. Landscaping (UDC 11-3B):
The landscape plan reflects 15.12% of total open space. This includes several small landscaped
areas on either side of the N. Llama Way stub, 25' buffer along W. Ustick Rd, several pathway
common lots, a central open space, and landscaping at the northeast side of the property adjacent
to the ditch.
UDC 11-3B-7 requires street buffers with detached sidewalks to be measured from back of curb.
As measured from back of curb, approximately 13' of the required 25' landscape buffer along W.
Ustick Rd is located within ACHD right-of-way. Per UDC 11-3B-7-05, the applicant shall be
Page 8
required to obtain a license agreement with ACHD prior to City Engineer signature on the final
plat.
There are existing trees that meet the requirements for preservation or mitigation, particularly in
the vicinity of the Users Drain Ditch at the northeast portion of the property. The City Arborist
has noted he has had preliminary discussions with the applicant regarding which trees should be
preserved versus may be removed, although staff as of yet has not received a tree mitigation plan.
This will be required with the final plat.
M. Qualified Open Space (UDC 11-3G):
13.46% of qualified common open space is proposed. This includes a 33,457 sq. ft. central park
feature (Lot 1, Block 6), %2 of the 25 -foot -wide buffer along W. Ustick Rd., a 3,867 sq. ft. pet
amenity and seating area (Lot 1, Block 3) and a 1,970 sq. ft. pathway common lot (Lot 13 Block
3).
N. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat (7.58 acres), a minimum of one (1) qualified site amenity
is required to be provided per the standards listed in UDC 11-3G-3. The applicant proposes a
33,457 sq. ft. central park with a playground and two pathway connections. This meets the
requirement for a minimum of 50' x 100' to be credited as qualified open space, a recreation
amenity (playground), and the additional 20,000 sq. ft. required to be credited as an additional
amenity. The central park exceeds the minimum landscape requirements of one deciduous shade
tree per eight thousand (8,000) square feet and lawn. It also contains two pathways that connect to
an existing pathway along an existing ditch, and these two pathways are landscaped with at least
5' landscaping on either side and 1 tree per 100 linear feet. Because the pathways meet the
landscaping requirements, are not required sidewalks and connect to existing pedestrian and
bicycle routes outside of the development (pathway along the ditch), these pathways would be
also be considered an amenity. The proposal exceeds the requirements of UDC 11-3G-3 and is a
located in an appropriate location taking advantage of being central to the development and
adjacent to an existing ditch and pathway.
O. Waterways (UDC 11-3A-6):
A ditch is adjacent to the property at the NE. This ditch will need to be piped per UDC 11-3A-6.
P. Fencing (UDC 11-3A-6, 11-3A-7):
The landscape plan reflects existing fencing along the northwestern perimeter of the property.
New 6' solid vinyl fencing is proposed along most of the remaining perimeter of the property. 6'
vinyl lattice top fencing is proposed along both sides of pathway Common Lot 13, Block 3, most
of the periphery of Central Park Lot 1, Block 6 except for the eastern portion adjacent to the
ditch, and Common Lot 1, Block 3 (the dog station). The fencing appears to meet the
requirements of 11-3A-6 and 11-3A-7.
Q. Utilities (UDC 11-3A-21):
Water is available from W. Woodpine St. Sewer is available from W. Woodpine St. and from a
main in W. Ustick Rd. Water and sewer will be stubbed to the vacant property located to the
southwest.
Pressure irrigation will serve all lots. The system will be owned and operated by the homeowner's
association. Surface water is delivered to the site at the southeast corner of the property along W.
Ustick Rd.
Page 9
R. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted sample elevations of the single-family homes for this project (see
Section VI.F below).
The single-family homes are depicted as two-story structures with two -car garages, and a variety
of architectural elements and finish materials including gabled roofs, dormers, stone wainscoting,
lap siding, exposed timber, and scalloped wood shingles. The submitted sample elevations appear
to meet design requirements for single-family homes but do not include elevations of the sides or
rears of structures.
As noted in the Comprehensive Plan section, some of the houses will be very visible from W.
Ustick Rd. Therefore, staff recommends a condition that the rear and/or sides of 2 -story structures
on Lots 15-22 of Block 3 and 2-3 of Block 4 that face W. Ustick Rd. incorporate articulation
through changes in two or more of the following: modulation (e.g. projections, recesses, step -
backs, pop -outs), bays, banding, porches, balconies, material types, or other integrated
architectural elements to break up monotonous wall planes and roof lines. Single -story structures
are exempt from this requirement. Planning approval will be required at time of building permit.
V. DECISION
A. Staff:
Staff recommends approval of the requested annexation, zoning and preliminary plat with the
conditions noted in Section VII. per the Findings in Section VIII.
Page 10
VI. EXHIBITS
A. Preliminary Plat (date: 11/9/2020)
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COMMON LOTS & BUfFE-RS
TETHEROW CROSSING
SUBDIVISION
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F1QUALIF I ED OPEN SPACE (11 3C,3.B.4)
F-1 QLUALiF IED OPEN SPACE (f 1 -3G -3-B.1 A;
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MICRO -PATHWAY (11-3G-3.1)
F-1 QUALIFIED OPEN SPACE
SEATING, PIETSTATION AMENITY (11-3C
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Page 14
QUALIFIED
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Page 14
E. Common Driveway Exhibit (date: 11/6/2020)
104
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Page 15
F. Building Elevations
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Page 16
on
G. Annexation Legal Description and Exhibit.
r
CITY OF MERIDIAN ANNEXATION}
TETHEROW CROSSINGSUBDIVISION
LOCATED IN THE SVV 114 OF THE SVV 114 OF SECTION 36, T.N., R.1 W., B. M.
CITY OF MERIDIAN, ADA OOUNY, IDAHO
N89"51'54°E X74-59'
w n -
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ca by
PROPOSED ANNEYAT10N
8.12 ACRES
L.4 ,r3
a 1 1
POINT OF
BEGIMING C6
_ ;723 13_31.
2 �.1 W. t111CfC lid, N$8'43'Q2"41' 493,39' w 1 f1�� F
..................26R2.34' ....
�tiSIS CIF 9ERING
01
75' 1W 900 nd. il ti n
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Land Surveying and DonaUtln0
a37 E Si H S I. SME A
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Page 17
Legal Descriptyon
Proposed Arne cation
Tetherow Cmssinq Subdivision
A parcel being locaLed iri the SVV'ld cf the VV /d of i�Llion 36 TcWnship 4 North. RarEge i West.
anise Meridian City of Meridian. Ada County. I-dalto. and more pariickxlarty dQseribad as faIlows .
Gommenclrig at a Brass Cap rncnument marking the suuthtti,West corner of said Section 36, fTum
whiah a Brass Cap monument marking the soohth-ast coater of 'the S " of sand Sectlon 36 tears
S 155"43'02" E a distance of 2662.34 feet:
Thence along tl�e southerly tioundary of said SW 1/4 S 88'43'07" E a disiarit of 885.$3 feet to
the POINT OF BEGINNING,
Thence leaving said southerly boundary N Q*1723" E a distance W 48.04 feet to a paint an the
northerly righ1t-of--way of W. Ustick Rckmd-
Thence continuing N arl7'23' E a disiapce of 787 24 feet to a point.
Thence N 89`51'54" E a distance cf 274.59 feet to a point on the westerly bauridary of Womburn
West Subdivision No. 2 as shown to Boom 't I I of Flats on Pages 16040 through 16044, record
Df Ada County, Idaha-
Thence along said westerly boundary of Woodburn West Subdivision No. 2 the following
descril: ed courses;
Thence S 14'4542" E a distance of 356,88 ferA to a paint,
Thence S 8t°01'42" E a d+stanoe of t25 46 feet to a poini;
Ttlence leaving said westerly boundary S 0`02'28" VV a distance of 434.45 feet to a Joint on seltl
norfhterly right -of- ay of W Ustlek Road:
Tfienoe eonfinuing 3 0"02'28" W a distance of 48.00 iaet to a paint on the soutlTeriy boundary of
the SW % of Vie S Ya of said Section 36:
Thence aJong said southarly boundary N M*43'02" VV a distance of 493.39 feel to the F01NT OF
BEGINNING.
This parcel contains t3_12 acten and it; subfect to arly easements ss 1 LA
existing OT in use. €
.4 r �
Clinton b'W_ Hansen, PL3
Lafid Sol-Mrrs, FSC
Octomr 6, 7020
Page 18
VII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the
preliminary plat, landscape plan and conceptual building elevations for the
single-family dwellings included in Section VI and the provisions contained
herein.
b. The rear and/or sides of 2 -story structures on Lots 15-22 of Block 3 and Lots 2-
3 of Block 4 that face W. Ustick Rd. shall incorporate articulation through
changes in two or more of the following: modulation (e.g. projections, recesses,
step -backs, pop -outs), bays, banding, porches, balconies, material types, or
other integrated architectural elements to break up monotonous wall planes and
roof lines. Single -story structures are exempt from this requirement. Planning
approval will be required at time of building permit.
c. A temporary access easement shall be granted across the subject property to the
adjacent property to the north. Said easement shall exist until such time as W.
Woodpine St. and N. Llama Way are constructed to the property and dedicated as
public right-of-way.
2. The Preliminary Plat included in Section VI, dated 11/9/20, is approved as submitted.
3. With final plat submittal, the Landscape Plan included in Section VI, dated 11/9//20, shall be
revised to reflect a tree preservation and mitigation plan that is approved by the City Arborist
as required per UDC 11-3B-10.
4. The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B, as applicable.
5. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets.
6. The applicant shall comply with the sidewalk and parkway standards as set forth in UDC 11-
3A-17.
7. The development shall comply with standards and installation for landscaping as set forth in
UDC 11-3B-5 and maintenance thereof as set forth in UDC 11-3B-13.
8. The ditch to the east shall comply with the provisions for irrigation ditches, laterals, canals
and/or drainage courses, as set forth in UDC 11-3A-6.
9. Pathway and adjoining fencings and landscaping shall be constructed consistent with the
standards as set forth in UDC 11 -3A -7A7, 11-3A-8 and 11 -3B -12C.
Page 19
10. The development shall comply with all subdivision design and improvement standards as set
forth in UDC 11-6C-3, including but not limited to driveways, easements, blocks, street
buffers, and mailbox placement.
11. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit.
12. The Applicant shall have a maximum of two (2) years to obtain City Engineer's signature on
a final plat in accord with UDC 11-6B-7.
13. The Applicant shall comply with all conditions of ACHD.
B. PUBLIC WORKS DEPARTMENT
Site Specific Conditions of Approval
1. Additional 88 gpd committed to model.
2. Piping coming in/out of SSMH #2 needs to have a minimum angle of 90 degrees.
3. Since property to the north is not a phase of this project Road number 4 sewer line needs to
end in a manhole at the northern end. Applicant shall be required to re -rout the existing water
and sewer mains into the proposed roadway extensions of E. Oakcrest Dr. and N. Dixie Ave.
4. Water connection to the west must line up with layout of Edington Commons
The geotechnical investigative report prepared by GeoTek, Inc. indicate some very specific
construction considerations. The applicant shall be responsible for the adherence of these
recommendations to help ensure that groundwater does not become a problem within
crawlspaces of homes. As noted in the Geotechnical Engineering Report, groundwater was
encountered in all of the excavated test pits, ranging from 4.8' to 6.9' below ground surface.
Particular attention needs to be focused on ensuring that all residences constructed with crawl
spaces should be designed in a manner that will inhibit water in crawl spaces. This may
include the installation of foundation drains, and the installation of rain gutters and roof
drains that will carry storm water at least 10 -feet away from all residences. Foundation
drains are not allowed to drain into the sanitary sewer system, nor the trench backfill for the
sewer and/or water service lines.
General Conditions of Approval
6. Applicant shall coordinate water and sewer main size and routing with the Public
Works Department, and execute standard forms of easements for any mains that are
required to provide service outside of a public right-of-way. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub -grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications.
7. Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
8. The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths
shall be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall
not be dedicated via the plat, but rather dedicated outside the plat process using the
Page 20
City of Meridian's standard forms. The easement shall be graphically depicted on the
plat for reference purposes. Submit an executed easement (on the form available from
Public Works), a legal description prepared by an Idaho Licensed Professional Land
Surveyor, which must include the area of the easement (marked EXHIBIT A) and an
81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both
exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT
RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
9. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, a single -point connection to the culinary water system shall be required. If a
single -point connection is utilized, the developer will be responsible for the payment of
assessments for the common areas prior to prior to receiving development plan
approval.
10. All existing structures that are required to be removed shall be prior to signature on the
final plat by the City Engineer. Any structures that are allowed to remain shall be
subject to evaluation and possible reassignment of street addressing to be in
compliance with MCC.
11. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided
shall be addressed per UDC 11-3A-6. In performing such work, the applicant shall
comply with Idaho Code 42-1207 and any other applicable law or regulation.
12. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved
by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
13. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
14. Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded, prior to applying for building permits.
15. A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat.
16. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature
on the final plat as set forth in UDC 11 -5C -3B.
17. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
18. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
Page 21
19. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
20. Developer shall coordinate mailbox locations with the Meridian Post Office.
21. All grading of the site shall be performed in conformance with MCC 11-12-3H.
22. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
23. The design engineer shall be required to certify that the street centerline elevations are
set a minimum of 3 -feet above the highest established peak groundwater elevation.
This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot
above.
24. The applicants design engineer shall be responsible for inspection of all irrigation
and/or drainage facility within this project that do not fall under the jurisdiction of an
irrigation district or ACHD. The design engineer shall provide certification that the
facilities have been installed in accordance with the approved design plans. This
certification will be required before a certificate of occupancy is issued for any
structures within the project.
25. At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
26. A street light plan will need to be included in the civil construction plans. Street light
plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
27. The City of Meridian requires that the owner post to the City a performance surety in
the amount of 125% of the total construction cost for all incomplete sewer, water and
reuse infrastructure prior to final plat signature. This surety will be verified by a line
item cost estimate provided by the owner to the City. The surety can be posted in the
form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-2211.
28. The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website.
Please contact Land Development Service for more information at 887-2211.
Page 22
C. MERIDIAN FIRE DEPARTMENT
hyps:11weblink. meridiancity. or_/WebLink/DocView. aspx?id= 21 7408&dbid= 0&repo=MeridianC
Lty
D. COMMUNITY DEVELOPMENT SCHOOLS REPORT
https: //weblink. meridiancity. orglWebLinkIDocView. aspx?id=218948&dbid= 0&repo=MeridianC
i &cr-- I
E. ADA COUNTY DEVELOPMENT SERVICES
hyps: //weblink. meridiancity. org/WebLink/Doc View. aspx?id= 21 7397&dbid= 0&repo=MeridianC
Lty
F. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.orglWebLinkIDocView.aspx?id=218091 &dbid=0&repo=MeridianCi
ty
G. WEST ADA SCHOOL DISTRICT
https://weblink.meridianci(y.org WWebLinkIDocView.aspx?id=218390&dbid=0&repo=MeridianC
Lty-
H. SETTLERS IRRIGATION
https://weblink.meridianciby.oty WebLink/Doc View. aspx?id=217508&dbid=0&repo=MeridianC
Lty-
I. NAMPA MERIDIAN IRRIGATION DISTRICT
https: //weblink. meridiancity. org/WebLink/Doc View. aspx?id=218520&dbid= 0&repo=MeridianC
Lty-
VIII. FINDINGS
A. ANNEXATION AND / OR REZONE (UDC 11 -5B -3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds annexation of the subject site with an R-8 zoning designation is consistent with the
Comprehensive Plan MDR FL UM designation for this property, if the Applicant complies with
the provisions in Section VII.
2. The map amendment complies with the regulations outlined for the proposed district, specifically
the purpose statement;
Staff finds the lot sizes and layout proposed will be consistent with the purpose statement of the
residential districts in that housing opportunities will be provided consistent with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
Page 23
Stafffinds that the proposed zoning map amendment should not be detrimental to the public
health, safety, or welfare. Staff recommends the Commission and Council consider any oral or
written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by any
political subdivision providing public services within the city including, but not limited to, school
districts; and
Stafffinds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city
Stafffinds the proposed annexation is in the best interest of the City if the property is developed
in accord with the provisions in Section VII.
B. PRELIMINARY PLAT (UDC 11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Stafffinds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section VII.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Stafffinds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Stafffinds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
Stafffinds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Stafffinds the proposed development will not be detrimental to the public health, safety or
general welfare.
Page 24
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
The applicant will be required to submit a tree mitigation plan that is approved by the City
Arborist prior to final plat. Otherwise, staff is unaware of any significant natural, scenic or
historic features that need to be preserved with this development.
Page 25